IL-705080
8732 County Road 359
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Livingston County, Illinois. Class A row-crop ground; farmland yields anchor pricing.
View Livingston market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
650 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $61,115 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IL-755727 Gravel · Full utilities | 38.0 | Jul 27, 2026 | $333,700 | 8,779 | 6,608 | 4.4 mi | 81 |
| IL-805119 Gravel · Power at road | 24.5 | Aug 16, 2025 | $121,100 | 4,949 | 4,401 | 6.2 mi | 80 |
| IL-303736 Gravel · Off grid | 9.0 | Jul 27, 2026 | $77,300 | 8,595 | 7,771 | 4.7 mi | 76 |
| IL-794740 Paved · Power at road | 18.6 | Jan 22, 2026 | $129,000 | 6,937 | 4,952 | 7.2 mi | 76 |
| IL-965583 Dirt · Full utilities | 34.3 | Feb 25, 2026 | $221,300 | 6,460 | 5,649 | 5.3 mi | 76 |
| IL-636490 Dirt · Off grid | 66.1 | Jul 27, 2026 | $356,300 | 5,393 | 7,566 | 3.8 mi | 74 |
| IL-883921 Landlocked · Full utilities | 10.3 | Jul 27, 2026 | $62,000 | 6,033 | 5,647 | 7.8 mi | 71 |
| IL-974305 Dirt · Power at road | 13.6 | Nov 7, 2025 | $94,400 | 6,959 | 6,638 | 8.1 mi | 68 |
| IL-673447 Gravel · Off grid | 7.3 | Oct 24, 2025 | $63,100 | 8,655 | 7,959 | 4.9 mi | 68 |
| IL-355664 Dirt · Full utilities | 36.3 | Oct 23, 2024 | $183,100 | 5,041 | 4,699 | 7.3 mi | 66 |
Show adjustment detail for the top comp
- Tract size (38.01 ac → 23.79 ac)+7.8%
- Utilities (Full utilities → Off grid)-30.3%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.